High Street · Waltham Forest · Walthamstow constituency · 51.58228, -0.02819

E17 7LB— High Street, Waltham Forest

Location and area intelligence for E17 7LB, High Street, Waltham Forest

The hidden gem

 

Schools 100%Safety 62/100Transport 49/100Yield 4.97%

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
62
Schools
60
Transport
49
Environment
59
Investment
62

The bottom line

E17 7LB offers exceptional schools (100% Good/Outstanding) and fast broadband at £350,000 median — a strong choice for Most buyers.

Less suited to Families.

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Location

E17 7LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price-32.7% vs London avg
vs London income+7.9% vs London avg
vs London crime+115.0% vs London avg

Deep-dive guides for E17 7LB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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How E17 7LB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Mission Grove Primary School

Not yet inspected · 2 min walk

KS2: 102.3

—

Secondary

Kelmscott School

Not yet inspected · 9 min walk

P8: -0.31A8: 44.6

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 6 min walk

10 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

139.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 336.6%

+106% vs borough

Crime by type

Other38%
Violence & sexual offences20%
Theft13%
Vehicle crime8%
Anti-social behaviour7%
Burglary5%
Robbery5%
Drug offences5%

Stop & search

0.8

per 1,000 residents

→ Stable

trend

Road safety

94

Road safety score

6

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 833m

Crime is +115% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£350,000

Median sale price

Bottom 25% — 33% below London median

£350,000 is 33% below the London median (£520,000)

+27.1%

This year

Flat

Dominant type

Price history

5-year change
+33.3%
Sales (24 months)5
New build0.0%
Avg flat£350,000
Price per m²£6,195/m²
Price per ft²£576/ft²
Avg floor area55.9 m²

EPC breakdown

B
3%
C
22%
D
10%

Based on 35 properties · Confidence: high

Street mix

Flat 100%

LHA rates — Outer North East London

Shared room£550/mo
1 bedroom£1000/mo
2 bedrooms£1250/mo
3 bedrooms£1500/mo
4 bedrooms£1800/mo

Stamp duty

Standard buyer£5,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£15,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

7.7×

Price-to-income

£1,751/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£139,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,500
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+6%

Total change

+386%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.7%

per year

Acceleration

-55.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 76 sales

Property Type Mix

Total: 76 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£72k£112k+55.5%9.3
Post-dot-com plateau2001–2004£98k£140k+42.9%3.2
Pre-crash peak2005–2007£161k£188k+16.5%4
GFC & correction2008–2012£182k£153k-16.2%1.5
Help-to-Buy recovery2013–2016£190k£340k+78.9%1.2
Brexit uncertainty2017–2019£372k£357k-4.1%1.3
Pandemic surge2021–2021£263k£263k+0%2
Rate-rise correction2022–2022£252k£252k+0%3
Current market2024–2025£375k£350k-6.7%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.6% alpha

Flat/maisonette-1.6% α
Local
6%
District
7.6%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Walthamstow Central Underground StationVictoria line
7 min walk
Walthamstow Queens Road

Nearby stations

Walthamstow Queens Road Rail StationSuffragette
4 min walk
Walthamstow Queens RoadNational Rail
4 min walk
St James Street (London) Rail StationWeaver
4 min walk
Walthamstow Central Underground StationVictoria
7 min walk
Walthamstow Central Rail StationWeaver
7 min walk
No bus stops within 400m

61

Walkability score

115

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria45 min ↑
Waterloo52 min ↑
Canary Wharf55 min ↑
City ★44 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

12

Car parks (800m)

6

EV chargers (800m)

Nearest car park84m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Sainsbury's Car Park
84m
🅿️
Mission Grove Car Park· yes
393m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G84%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 23.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 86% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.4 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 93% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.6 km

Energy

Solar: 848 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,510 hrs/yr

Sunshine

615 mm/yr

Rainfall

22.4°C

Summer avg

2.8°C

Winter avg

Solar yield848.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE FIRS

26 STEPHENSON ROAD, WALTHAMSTOW, E17 7JT

7 min walk

71%

Recommend GP

71%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

54

Restaurants (800m)

29

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

5

Convenience

Nearest supermarketAsda · 246 m
2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

1

Cinemas (2km)

644m

Post office

Nearby shops

Deja Vu Bakery138 m
Fresh Nan Bakery141 m
Amies Afro Caribbean143 m
Polski Shop163 m

Nearby cafes

Fat Chef Coffee Shop106 m
Jesse's Cafe120 m
Ricco's Cafe131 m
Rio Cafe144 m

Nearby restaurants

Pizza Hut Delivery47 m
Shinwari Kitchen74 m
Taro99 m
King Tasty Kebab145 m

Nearby pubs

The Chequers171 m
Drift Cocktail Bar253 m
Untraditional Pub340 m
True Craft390 m

Nearby gyms

Dench Fitness335 m
The Gym Group457 m
Walthamstow Leisure Centre702 m

Nearby pharmacies

Boots299 m
Waterman Pharmacy739 m

Nearby health

St James Medical Practice535 m
Food hygiene (5-star)34% of 194

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

AYMEN DZ SERVICES LMT LIMITED
PAIA LTD
PINNACLE CREWING SOLUTIONS LIMITED
PLANET SECURITY SERVICES LIMITED
STREETTOCAGE LTD

Investment

Investment grade, yield and market outlook

62

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score40/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

73.7

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,840m
Crossrail 2 route2,258m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,658 nationally

2,565

Est. population

12,686/km²

69%

Employed

49%

Degree educated

£45,300

Median income

6.9%

Claimant rate

Inner cityHigh densityEstablished mixed

34

Community stability

Age profile

24%
29%
27%
14%
Under 1824%
18–3429%
35–4927%
50–6414%
65+6%

Tenure

15%
26%
46%
Own outright15%
Own (mortgage)26%
Private rent46%
Social rent12%
Shared ownership1%

Ethnicity

29%
23%
28%
White British29%
White Other23%
Asian28%
Black9%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine17%
No car household55%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent46%
Social rent12%

vs. London

Income vs London+7.9%
Price vs London-32.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
13
Borough approval rate
82%
Opportunity area
Lee Valley
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
22
Largest scheme
518 homes · Land at 60, Land at 60, South Grove, 68-75 Brunner Road and Alpha Business Centre, Walthamstow, E17 7NX
Pipeline pressure
NONE

Named schemes (500m)

Land at 60, Land at 60, South Grove, 68-75 Brunner Road and Alpha Business Centre, Walthamstow, E17 7NX518 homes
completed
76-80, 76-80, South Grove, Walthamstow, E17 7NU183 homes
completed
ST. MICHAEL TOWER & DYKE COURT, 2-4, ST. MICHAEL TOWER & DYKE COURT, 2-4, GOSPORT ROAD, E17118 homes
completed
, 74 - 75 Brunner Road, Walthamstow, London, E17 7NW, South Grove Site C 74-79, Brunner Road, E17 7NW83 homes
completed
Buxton Road, Walthamstow, E17 7EH48 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
23.5%
Ward turnout
31%
Election year
2022
MP
Ms Stella Creasy (Labour (Co-op))
MP majority
17,996
Constituency
Walthamstow

Councillors

Crystal IhenachorLabour
Tom ConnorLabour
Raja AnwarLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£350,000)

£5,000

Standard buyer

£0

First-time buyer

Save £5,000

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 7LB

Full postcodeE17 7LB
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardHigh Street
Latitude51.582285
Longitude-0.028185
Parliamentary constituencyWalthamstow
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey